The information in this column is not intended as legal advice but to provide a general understanding of the law. Readers with legal problems, including those whose questions are addressed here, should consult attorneys for advice on their particular circumstances.

Q: I have paid taxes for 18 years on property my two brothers and I inherited after our father died. My brothers have not paid a penny. I want to sell some of the property, but my brothers don't want to pay their share of the property taxes I have paid for them. At this time, we are not in agreement to sell the property. When we do sell, how can I get some of the money for the taxes I paid?

A: There are several options available to you.

Texas law has a procedure in place that is designed to end the stalemate between you and your brothers. You would first need to send them a written demand seeking reimbursement for the taxes you have paid. If they don't pay at least half of the amount they owe, you would then be able to file a lawsuit seeking to have the court award their interest in the property to you.

However, you wouldn't get the property for free. The court would make you pay them an amount equal to their share of the fair market value of the property less the 18 years of property taxes you advanced on their behalf. Once you owned the entire property, you could sell all or part of it as you desire.

A second option would be to file a lawsuit seeking either to divide the property (if it can be divided) or force a sale. Any co-owner of real estate in Texas has the right to have co-owned property divided or sold. The court could deal with the tax reimbursement issue in connection with the division or sale.

A third option is to sue them, seeking reimbursement for the property taxes you paid over the years. However, since you may not want to continue owning the property with them, this option may not be appealing. Plus, it may be too late to file this kind of lawsuit.

Suing to have property divided or sold should be viewed as a last resort. It would cost thousands of dollars in lawyers' fees, court costs, appraisal fees and other expenses.

Plus, if you sued to have the property sold, the sale would be controlled entirely by the court and a person appointed by the court. Agreeing on an appropriate sales price and all the other conditions of the sale would be in the hands of a person who is not overly concerned with obtaining top dollar, and the court would award this person compensation that you and your brothers would have to pay.

Before hiring a lawyer, talk to your brothers again. Tell them what you are planning to do and mention that they will need to hire a lawyer and spend a considerable sum to defend themselves. Once they are aware of your plans, they may be more cooperative.